Thread: Cost of farmland by the mekong river?

Originally Posted by Norton

NS3 almost as good as Chanote. You got it for a good price

Over 10 years ago bought NS 3 Kor title 25,000 a rai, good land, river, but in the bush.
Interested to know, if land with good title is selling round Chang Rai at these prices, maybe worth a trip up. Jim

Originally Posted by jamescollister

Over 10 years ago bought NS 3 Kor title 25,000 a rai, good land, river, but in the bush. Interested to know, if land with good title is selling round Chang Rai at these prices, maybe worth a trip up. Jim

Sor Por Gor is currently fetching 200,000 a Rai around where I live in Buriram Province.

Originally Posted by Pragmatic

Originally Posted by jamescollister

Over 10 years ago bought NS 3 Kor title 25,000 a rai, good land, river, but in the bush. Interested to know, if land with good title is selling round Chang Rai at these prices, maybe worth a trip up. Jim

Sor Por Gor is currently fetching 200,000 a Rai around where I live in Buriram Province.

That sounds about right....

Possession land, no title [which I think] is better than low title, can legally sell. Rice land 40, to 50,000 a rai, out here. Not much possession land left now, only in the back blocks.
10 year rule applies to none titled land,.
Hear/read lots of stories of cheap land, never seem to pan out.

OP was on about Lao land, I have family both sides, can walk over, land border, can't own land, farangs can lease, Laos can use, commie country, not as simple as just buying.

Anyone knows of good title land going for 20,000 a rai, PM me, I'll go see the bank. Jim

Originally Posted by jamescollister

Interested to know, if land with good title is selling round Chang Rai at these prices,

I haven't been checking, but then again the land here comes on the market for sale only to local people, which includes my wife. viewed a 200 Talang wa piece next to a small creek three weeks ago for building my BIL's daughters house on. MIL wanted 100,000. I told my BIL to buy it. He hasn't yet. Great view from the property, pretty setting, no known flood danger.

When property comes on the market here its always word of mouth. My idea is, that come next rice season after this one, and two rubber seasons the price of land will drop dramatically. Farmers will again be deep in debt and the only avenue for them to recover is selling parcels of their land.

We are 54 kilometers north west of Chiang Rai, and 20 kilometers from Chiang Saen. Look it up on your map Jim. There are a lot of variables when pricing land in this part of Thailand. Golden Triangle, Laos, Mekong River, mountains, Mae Sai, Burma proximity, etc...

I asked my wife how her family ended up here. She said that all the people in this area migrated from Lampun years ago. I figure at least their grand parents or even great grandparents were the leading edge of this migration.

I asked why they left Lampun? Seems Lampun land is rocky and untillable. someone must have gone north and found this area back then.

This discussion came up while inquiring regarding family relationships. (Tree) Pretty amazing stuff you find out when you ask.

Hope this helps...

itnt, at 20 grand a rai, you should be buying the place up.
Just did a bahtandsold search, farmland Chang Rai area, didn't see anything under 300,000 a rai. Jim

This price of land business is really strange, there is unlimited quantities for development and most has to and will continue to be used for Agriculture ,if one forgets the areas for development ie near towns rivers new motorways etc then the land has to be supported by what it can produce
If one looks at the Uk the average price for one acre (3 rai )is 7300 pounds and thus equates to approx 130000 baht a rai --this is a continent with a state subsidized agriculture -the CAP so if others are to be believed farmland here is more valuable than the UK
.Presently the rice business is screwed and things like Cassava are hard going--if one listens to the new regime populism is pretty much on the way out so huge subsidies for farmers are unlikely
In Chaiyaaphum with which I am familiar Cassava land which has reasonable road access is about 30,000 baht a rai and if rented out can achieve 500 baht a year ,a return of 3 per cent if you choose to grow Cassava, after lots of work you might make earn 2000 baht but couldn't grow that many rai as work and supervision is considerable
On a Thai to Thai basis there is very little land, other than village plots, is traded they simple dont have the money ,incomers and speculators might be conned to pay more but even if I am half wrong nothing is going at more than 50,000
In summary I am talking about the vast majority of Agricultural land and one shouldnt listen to these silly hundreds of thousands a rai stories

Donald, this UK price verses Thai price has come up before, I found it strange, until an ex UK farmer explained.
UK is heavily regulated and licensed, you are restricted in it's use, can't do dairy, controlled, can't do this or that, can't build a barn, can't have animals.
If you look at operating farms, UK for sale, there're not cheap.

Never seen freehold land for 30,000 a rai, other lesser titles are a right to use, not own, can't use at a bank for collateral and probably illegal to sell or buy in the first place.
People have been selling and buying this land from day one, local headman witnesses the sale, no land office no tax on transfer of title. Buyer doesn't legally own it, it can be confiscated at any time.

If you only make 2000 Baht a rai from cassava, your doing it wrong, I have cassava, hard work planting and harvesting yes, but doing the work your self [family] profit should be closer to 10,000 a rai.

All is not as people believe, as said if you know of freehold land at 30,000 a rai I'm interested.
Another point, Thais will say charnote title for any land that has paper, got caught my self in the early years. Jim

Very good point Jim.
Any agricultural land value must be based upon allowed usage, access (including access to markets) and year round water supply.

Actually Jim, I think donald 36 has it pretty much "nailed." around here cassava goes for around 3 baht a kilo from selected buyers. Feed corn is even less. the next most popular crop is soy beans and red beans which garner a little more, however rice remains the staple money maker.

As donald 36 states the prices quoted in the hundreds of thousands of baht are purely speculative and does not reflect the rural native to native selling price. Far below that. You may be buying land Jim, but you're paying ferang prices.

As for buying land, I'm no farmer and my wife has no intentions to farm as well we're not speculators nor is this community. A couple days ago was Buddha day. The community got together to plant collectively rice on the communities land. This rice is given free to people within the community who are not doing well and need assistance. doesn't sound like Englands version nor America's version of farmers helping each other.
I suggest you get off-line and actually get out in the field with folks. Maybe you'll find you've been paying to much? Never know?

Originally Posted by ltnt

Actually Jim, I think donald 36 has it pretty much "nailed." around here cassava goes for around 3 baht a kilo from selected buyers. Feed corn is even less. the next most popular crop is soy beans and red beans which garner a little more, however rice remains the staple money maker.

As donald 36 states the prices quoted in the hundreds of thousands of baht are purely speculative and does not reflect the rural native to native selling price. Far below that. You may be buying land Jim, but you're paying ferang prices.

As for buying land, I'm no farmer and my wife has no intentions to farm as well we're not speculators nor is this community. A couple days ago was Buddha day. The community got together to plant collectively rice on the communities land. This rice is given free to people within the community who are not doing well and need assistance. doesn't sound like Englands version nor America's version of farmers helping each other.
I suggest you get off-line and actually get out in the field with folks. Maybe you'll find you've been paying to much? Never know?

Chopped cassava is 6 Baht a kilo, tubas 2 to 3, powder 10 to 11 a kilo. You see the chopped stuff drying at the side of the road, don't do the work, you don't get the money. I have a chopping machine, easier, cost 4,000 Baht.
Don't pay farang prices, this is how I make my living, no outside income, rubber and a few side crops.

No one has yet to post of freehold land at 20 or 30,000. As to get out in the field with folks, I'm an Issan farmer.
Google my name and Thailand. Jim

Originally Posted by jamescollister

No one has yet to post of freehold land at 20 or 30,000.

No one will. As I said its word of mouth. You're looking in the wrong place if you're looking on-line.

Originally Posted by ltnt

Originally Posted by jamescollister

No one has yet to post of freehold land at 20 or 30,000.

No one will. As I said its word of mouth. You're looking in the wrong place if you're looking on-line.

No it's land office transfers and taxes, assessed values for tax purposes.
Ask your BIL how much tax was paid on the transfer, bet no land office involvement. No land office, no legal ownership.

I've got some national park I want to sell cheap, interested. Jim

Thai Land Valuation on the Rise
Posted by richardwalters in Thailand News | December 19, 2011
Land evaluation prices nationwide will increase 20 per cent on average next year, according to the Treasury Department’s re-evaluation which will take effect on Jan 1.
Naris Chaiyasoot, director-general of the department, said that the increase is relatively low as land prices have been jacked up significantly in the previous rounds of re-evaluation.
Udon Thani is the province with the largest increase, at 51 per cent from the previous round. Phuket’s land price will go up by 49 per cent.
In other provinces, the evaluation prices of land in Chiang Mai, Chiang Rai, Ayutthaya, Pathum Thani, Nonthaburi, and Lop Buri will go up by 11 per cent, 4.3 per cent, 10.6 per cent, 27 per cent and 22 per cent, respectively.
The evaluation prices in Bangkok will rise by 17-20 per cent, but areas along mass-transit routes will enjoy a hefty 50 per cent price increase.
Land evaluation prices are renewed every four years.
Source: The Nation
19th December 2011

Two hours with and still cant get it right.

https://teakdoor.com/Gallery/albums/u...-24-10_480.jpg

http://laos%20pic/

James you are obviously very hard working and cannot be doing a large area as this sort of work is tiring for Thais and bloody exhausting for foreigners ,I think the majority of readers will not have your energy and remembering that doing it yourself for a day saves 350 baht
We currently grow about 120 rai and I am trying to make sure we get as much on an 18 month system as possible as I think this is an easier way to go as we have enough land
My figures are based on hiring people at the going rate of 350 baht a day --after 3 years I dont think we do it particularly well or badly and are broadly in line with others around bearing in mind the quality of the land

As for drying yourself we aim to harvest around 10 tons a day so self drying would need a large concrete area suitable equipment or a very long road

We are all different but people shouldnt believe that 10000 baht a rai can be made easily

Originally Posted by jamescollister

Ask your BIL how much tax was paid on the transfer, bet no land office involvement. No land office, no legal ownership.

Actually Jim, I personally drove my BIl to the land office in Mae Chan to register his new property. Tax at that time was not much as well we began title transfer and registration along with a request for survey in order to obtain the Chanote we now hold on our property. Tax was 16,000 baht. Our 4 rai cost with a existing house on it in the moo ban 500,000. 125K/rai for residential land. Again I don't wish to confuse you, my BIL's farm land was 20,000/rai.

Keep looking Jim.

Donald, your right, not big 7, 8 rai, hard work yes, but I'm the boss, too hot stop. No rush needed, planting or harvesting, bit of weeding and bobs your uncle.
Good exercise and keeps me of the beer, a bit.
We dry our chopped cassava on plastic sheeting, 4,000 Baht machine chops about 1 M/T per hour.
The amounts you are taking, I'd be buying a bigger chopping machine and a hammer mill to powder the stuff. Big difference in profit margin cutting out a few middlemen.

Init, you do confuse me, you can have a survey done, but that doesn't get you a charnote. Charnotes are issued in areas, not individual properties.

What title did your house have originally, most villages have no titles until they are surveyed for charnote. Other titles are for farmland, village head keeps track of village land. Are you in the village boundaries, or tessiban or amphor control.

Anyone mention that if, when you get charnote ,you can't change the name on it or 10 years.

It's a confusing subject all round, depending on who controls the land. Hoping to take the wife and kids up that way early next year, will be having a look for good deals.

BIL sold 6 rai of 5 year old rubber, 2 years ago, Thai on Thai, possession land, 1 mil Baht. Not many buyers now, rubber price is crap, but not 20,000 a rai with title. Jim

Nice view fish.

Thanks, The river is out to the west. nice sunsets. I paid 200$us for the bigger boat.The other photo is the land to the east just purchased. The depressions are individual corn plants that at the time were just sprouting. The creek is beyond the tree line. Every morning early the plants were watered manually with yolk (spelling? plank on ones shoulders with a pail on each end.)Hard work but after a month the stalks were 10 inches high. This was in December. No rain for one month. At the time the pic was of the helicopter. I'll work on posting pics. Thanks again as I managed to get these two pics to gallary but not to the post.